When I have clients buying a Denver to Boulder home and issues are found during the home inspection (they always are!), the buyer's first instinct is to document a long list of repairs for the seller to do.
Home Inspection Process Denver to Boulder
This is when I have 'the talk'. No, not that one! The one about whether they really want the seller to make repairs.
If you're my client, I'll support whatever decision you make about home inspection issues, but I would want you to be aware that some people will not actually do in good faith what they agreed to do in writing.
And in my experience, most listing agents don't verify that the repairs were done according to contract, but will just take the seller's word for it. (This doesn't make them bad people - the agents are not party to the contract, the parties who signed the contract are obligated to fulfill their obligations in good faith.)
Some potential issues to keep in mind:
1. The seller will absolutely get the repair done the cheapest way possible. This doesn't make them a bad person, they just don't want to spend money on a house that will no longer be theirs. Be aware that it may not be the same way you would have done it, but you're the one who will have to live with it.
2. The seller may not do the repair the way the buyer intended, no matter how carefully the contract was written.
3. The seller may do the repair themselves, especially if they have a friend or family member who will write up a fake receipt, making it look like it was done professionally. Yes, I've seen it happen.
4. The seller may not do the repair at all, even though they say they did, and you only discover this at the closing table, or after you move in.
5. There are several things you can do to protect yourself, such as require the receipts several days before closing so you can take the time to call the repair person to verify the work that was done, and do a walk through at least a day before closing.
Home Inspection Issues - Don't Just Take the Seller's Word for Fixing Them
I encourage my clients to think about bypassing all these issues and just plan on doing minor repairs themselves. If there are a lot of minor repairs that add up to a substantial amount, or if there are big expensive repairs needed, you may ask the seller to reduce the selling price or credit some funds back to you at closing.
Having this negotiation would require some idea of what the repairs cost, it's a good idea to get those quotes yourself. Getting a good idea of what's needed may require further inspections, which you would have to pay for. All this takes time, and the seller's cooperation.
If, after understanding all the ins and outs detailed here you feel the additional time and expense are prohibitive, you may still want the seller to do the repairs. At that point, the 'Inspection Objection' form is completed, and sent to the seller's agent.
The seller would then reply with what they agree and don't agree to do, and the differences need to be resolved before the Inspection Resolution Deadline. In Colorado, if resolution is not reached by the deadline, the contract automatically terminates.
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How to buy a house Denver to Boulder.
I am a residential real estate agent, happily helping folks buy a house or sell a house in the beautiful and friendly suburbs northwest of Denver.
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I write posts on the communities between Denver and Boulder, to give people an idea of the ‘flavor’ of our community, in case they’re new or moving to the Denver area.
Read more about life in Arvada, Colorado. And here’s a little intro to Olde Town Arvada.
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Copyright © 2012 Joetta Fort, The DiGiorgio Group
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